| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 14th | Poor |
| Amenities | 32nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 215 S Lincoln Ave, El Cajon, CA, 92020, US |
| Region / Metro | El Cajon |
| Year of Construction | 1986 |
| Units | 40 |
| Transaction Date | 1994-06-10 |
| Transaction Price | $1,530,000 |
| Buyer | TURPIN FAMILY TRUST |
| Seller | RIDGEWOOD COURT LLC |
215 S Lincoln Ave, El Cajon Multifamily Investment
Neighborhood multifamily occupancy is steady at 95.1% (neighborhood-level), supporting income stability, according to WDSuite’s CRE market data. Renter demand is reinforced by a high renter-occupied share in the immediate area, with pricing power balanced by local affordability considerations.
Located in El Cajon within the San Diego–Chula Vista–Carlsbad metro, the neighborhood is classified as Urban Core with a C- rating (570 of 621 metro neighborhoods). While that sits below the metro median, the submarket shows competitive multifamily dynamics: neighborhood occupancy is 95.1% (72nd percentile nationally), indicating stable renter demand at the neighborhood level rather than the property specifically.
Renter concentration is high at the neighborhood level (about 80% of housing units are renter-occupied, ranking 17 of 621), which signals a deep tenant base and supports leasing velocity and renewals. Median home values in the neighborhood are elevated relative to many U.S. areas, which can sustain reliance on rentals and help retention, even as the neighborhood’s rent-to-income ratio (0.40) suggests affordability pressure that owners should manage through prudent lease strategies.
Within a 3-mile radius, demographics indicate modest population growth historically and a larger increase in households, with forecasts pointing to further household expansion by 2028. This pattern typically supports a larger tenant base and absorption for multifamily, especially for well-located workforce housing. Median and mean household incomes in the 3-mile area have trended higher over time, which can underpin rent collections and modest rent steps.
Amenity access is mixed. Cafe density is strong (top decile nationally), and childcare availability ranks near the top among metro neighborhoods, which can support family-oriented renters. However, the neighborhood boundary shows limited grocery, park, and pharmacy counts; investors should underwrite resident convenience as a function of broader trade-area access rather than just the immediate block group cluster. The property’s 1986 vintage is slightly newer than the neighborhood’s average (1980), suggesting relative competitiveness versus older stock, though planning for systems modernization or value-add updates remains prudent.
Safety metrics for the neighborhood are below national averages, with overall crime measures in the lower national percentiles and a rank of 507 among 621 metro neighborhoods (below the metro median). In practical terms, this places the area behind many San Diego metro peers on safety, though conditions can vary block to block and trends can change over time.
Recent indicators show elevated year-over-year changes in violent offense rates at the neighborhood level, while property offense measures sit below mid-pack nationally. For investors, appropriate security features, lighting, and active management can help support resident satisfaction and retention. Comparisons here are neighborhood-wide and not specific to the property.
Proximity to major employers supports commuter convenience and renter demand, with access to defense and aerospace, foodservice distribution, utilities, and technology employment centers noted below.
- L-3 Telemetry & RF Products — defense & aerospace (10.8 miles)
- Sysco — foodservice distribution (11.4 miles)
- Sempra Energy — utilities (13.3 miles) — HQ
- Qualcomm — technology (15.8 miles) — HQ
- Celgene Corporation — biotechnology (16.4 miles)
215 S Lincoln Ave offers exposure to a renter-driven Urban Core pocket where neighborhood occupancy is 95.1% and the renter-occupied share is high, supporting a deeper tenant base and steadier lease-up. Elevated ownership costs in the neighborhood context tend to sustain demand for rentals and can aid retention, while the 3-mile trade area shows growth in households and rising incomes that help underpin collections and measured rent steps, based on CRE market data from WDSuite.
Built in 1986, the asset is slightly newer than the neighborhood average vintage, which can be a competitive advantage versus older product nearby; investors should still plan for systems modernization or targeted value-add to meet today’s renter expectations. Key risks to underwrite include neighborhood-level affordability pressure (rent-to-income at the neighborhood level) and safety metrics that lag metro averages, both of which can be managed with careful leasing, amenity programming, and active operations.
- Neighborhood occupancy at 95.1% supports income stability (neighborhood-level)
- High renter-occupied share indicates depth of tenant demand
- 1986 vintage offers competitive positioning with room for value-add
- 3-mile trade area shows growing households and rising incomes
- Risks: affordability pressure and below-metro safety metrics warrant active management